Which price ranges are most competitive across the Austin metro right now?
Quick answer: Across the Austin–Round Rock–Georgetown metro area, homes around $200K–$399K tend to be the most competitive, while $1M+ generally has much higher inventory, giving buyers more leverage.
Note: This is metro-wide data (not Austin city limits only).
If you’re buying anywhere across the Austin–Round Rock–Georgetown metro—including Round Rock, Cedar Park, Leander, Pflugerville, Georgetown, Kyle, Buda, and Dripping Springs—competition can feel very different depending on your price range.
Important: The stats below reflect the entire metro market. City- and ZIP-level trends can vary materially.
Metro snapshot (as of Feb 25, 2026)
- Median sale price: $392,000 (down 2.0% year-over-year)
- Median days on market (DOM): 71 days (up 5 days year-over-year)
- Months of supply: 6.94 months
- Average over/under asking: -3.3% (homes closing below list, on average)
- Active listings: 12,930
Source: Unlock MLS Residential Market Snapshot (Austin metro aggregate), updated Feb 25, 2026.
At-a-glance: competition by price range (metro-wide)
| Price range | Months of supply | Typical market feel |
|---|---|---|
| $200K–$299K | 5.3 | More competitive |
| $300K–$399K | 6.3 | Balanced-to-competitive |
| $400K–$499K | 6.2 | Balanced |
| $500K–$599K | 8.8 | Buyer-leaning |
| $600K–$699K | 7.8 | Buyer-leaning |
| $700K–$799K | 7.0 | Buyer-leaning |
| $1M–$1.19M | 10.4 | Strong buyer leverage |
| $1.4M+ | 13.5 | Highest buyer leverage |
What “months of supply” means (in plain English)
0–4 months
Typically a seller’s market
5–6 months
More balanced
7+ months
More buyer-friendly
Metro-wide, the Austin area is around 6.94 months, which leans balanced-to-buyer overall.
What to do with this info (buyer playbook)
If you’re under $400K
- Move quickly on well-priced, move-in-ready homes.
- Get fully underwritten (or close) pre-approval if possible.
- Negotiate smart: focus on inspection items and realistic credits.
If you’re $400K–$800K
- Use days-on-market and comps to justify your offer.
- Ask for concessions (repairs, credits, or rate buydown).
- Prioritize listings with price drops or longer DOM.
If you’re $1M+
- Be patient—inventory is higher, and choice is your friend.
- Negotiate firmly, especially after price reductions.
- Consider creative terms (timeline, contingencies, concessions).
FAQ (Austin metro buyers)
Are homes still selling over asking across the Austin metro?
On average, homes are closing below asking price metro-wide (about -3.3% over/under asking). Individual neighborhoods can still behave differently, especially for “turnkey” homes in high-demand pockets.
Does this mean every city in the metro behaves the same?
No. This is a metro-wide aggregate. A specific city, ZIP code, or neighborhood can be tighter or looser depending on new construction, local demand, and the number of comparable homes for sale.
Should I wait for prices to drop more?
Timing the exact bottom is tough. In many cases, you’ll do better by focusing on negotiating well within your price tier and targeting listings with longer DOM or prior reductions.
Bottom line
- Most competitive (often): $200K–$399K
- More balanced: $400K–$499K
- Buyer-advantage zones: $500K+
- Big leverage (metro-wide): $1M+
Next step: Want a micro-market version of this for your exact target? Reach out — let’s chat!
Data source: Unlock MLS Residential Market Snapshot (Central Texas / Austin metro aggregate), updated Feb 25, 2026.
